Most of the North Port land transactions involve small lots up to ½ an acre. North Port still has as many undeveloped lots as are developed which makes lot transactions an interesting property segment to watch.

Englewood, Punta Gorda, Port Charlotte and other cities in this area are experiencing the same spike in lot sales.


With more buyers than sellers, competition for resale homes has been fierce. Many home buyers who would NOT normally look at new construction are now choosing to wait for a home to be built. When we say wait, we mean it! Single lot home builders are writing contracts with completion dates stretching out 10 months to two years. You have more builders in the area that need lots to build on, and buyers who are purchasing thier own homesites (lots). You also have speculators and lot investors scooping up bargains when they see them.

[Side note: Speculators buy based on perceived momentum and other information not necessarily related to underlying data and typically are looking for short gains whereas investors purchase based on actual data, safety of capital with an expectation of a satisfactory return, and are not typically concerned with short term gains. Many people use a combination.]

In North Port, existing single family home sales are strong.


Leading up to the recession, North Port Lots reached a much higher price range than they are selling for today. Some of the areas still have years ahead of them before development of any consequence gets underway. I think it's safe to say that if you purchased a lot in 2005, you are likely nowhere near breakeven.

Speak with your accountant to find out if you can charge off a capital loss against capital gains. You may want to take a profit now on some other investment. Maybe you want to take a profit on stock investments. Depending on your situation, you might be able to use your loss to your advantage.

If vacant lots or other real estate are purchased for investment purposes (versus bought for personal use) and sold later for less, you may be able to claim the loss. Capital losses charged off against capital gains are a common usage by investors. However, it must be an investment which is not the same as buying a house or lot for your personal use. If you think you can use a loss on the sale of a property, first verify with your accountant, then call Scott to sell your property.

HOW MUCH WILL A BUYER PAY? Updated 01-17-2022

How much a buyer will pay for a Lot in North Port is very area specific. We just looked at a lot package which included lots in Englewood, Port Charlotte, Punta Gorda, and North Port. In one of the areas within zip code 34287, we estimate that a 1/4 acre lot will sell faster than many other higher priced lots if listed between $22,000 to $24,000 (with property marketing).

That’s up from the price range of $19,000 -to- $21,000 for the same area from 12/01/2021. This is just one example based on a specific area within the zip code.

North Port has a land mass of 104 square miles. Some areas are well developed and some aren't. Like Englewood, Punta Gorda and other cities, lot characteristics and location will influence price.

We use various ratios to determine interest in different locations (used for several types of properties including homes and lots). Location and characteristics of a house, a Lot, or acreage (waterfront, inland, cleared, wooded and other factors) will influence your lot's price which may have a different absorption rate and ratio results than North Port as a whole.

If you're selling or buying lots, acreage, or a house, anywhere in North Port, Englewood, Punta Gorda and/or the surrounding cities, knowing the true data for the area you're interested in can be the difference between your property sitting unsold for endless months or getting it sold fast. (We can help - Call Scott)

We periodically evaluate lot packages from 10 to 100 lots or more. A sale (not ours) during the 2nd half of 2021 of 69 lots spread out from North Port and surrounding cities sold for $759,000 which averages to $11,000 a lot. The price range for single lot transactions range from much higher to lower than $11K.

North Port up to 1/4 acre:
[From 11/01/2021 to 01/11/2022]
Lots up to 1/4 of an acre averaged a sold price of $18,593.11 (up $693 since prior period)

North Port: [From 07/06/2021 to 10/06/2021
Lots up to 1/4 of an acre averaged a sold price of $17,900.]

HIGH / LOW LOT PRICES UP TO A 1/4 ACRE FROM 07-06-2021 -to- 10-06-2021

(The charts below are believed to be similar today as from when the data was pulled 3-months ago)

North Port $  40,000 $   4,600
Englewood $  41,000 $ 12,500
Punta Gorda $775,000 $   3,500
Port Charlotte $267,000 $   3,900

HIGH / LOW PRICES 1/2 to 1 Acre Lots [FROM 07-06-2021 -to- 10-06-2021]

North Port $  97,000 $ 11,000
Englewood $151,000 $ 59,900
Punta Gorda $135,000 $   8,999
Port Charlotte $160,000 $ 20,000


HIGH / LOW PRICES 1 -to- 5 Acres [FROM 07-06-2021 -to- 10-06-2021]

North Port $260,000 $ 39,900
Englewood $452,850 $ 99,900
Punta Gorda $550,000 $ 10,000
Port Charlotte $170,000 $ 39,000

HIGH / LOW SINGLE FAMILY HOME SALES, 1500 Square Feet to unlimited,
NO NEW CONSTRUCTION [FROM 07-06-2021 -to- 10-06-2021]

North Port $   975,000 $202,000
Englewood $5,100,100 $230,000
Punta Gorda $1,950,000 $180,000
Port Charlotte $1,700,000 $130,000

We have seen lots bought and sold by people who don't understand the characteristics that go into the price of the lot. Excluding selling and buying motives, the price points on the buy and sell side are often higher or lower than what a knowledgable person would agree to. It's the same for selling or buying a house.

If you're on a water canal, your lot should sell for more than a wooded inland lot. Each lot should be looked at individually. You can search sales in the area of your lot to get an idea of what yours might sell for, but keep in mind that the higher priced lots have either preferred charactaristics or could have been purchased through a builder. When a lot is presented as part of the construction package, buyers will often pay more. If you price your lot wrong, the chances are you will remain unsold for a long time.


By the end of August 2021, the absorption rate was 9 ½ months (up to 1/2 acre - all of North Port). During the prior 3-months, it was 7 months. As of 01/11/2022, the rate is 8 months. All of these rates are better than just a couple of years back.

There are now 152 MORE Active lot listings than in the prior review period. While the increase of Active listings isn't huge, technically, it should slow the time on market depending on how a lot is priced.

If the volume of listed lots continues to increase, it is going to take longer to sell your lot tomorrow than it would have a few months ago. The timeframe is still way better than it used to be, and like all real estate sales, understanding how your property fits in the market compared to other Active listings is key to positioning your property to sell faster. The actual Sold data shows prices much lower than the current typical listing price.



Everyone from individuals, investors, speculators and builders buy lots. It's been a race to grab lots for future needs and speculation. With all of the supply chain uncertainties, you might not want to risk waiting for a house to be built. Many builders now include language in their contracts that allow them to pass along supply chain price increases. That could become an unpleasant surprise. (We can help with your new construction search and builder extras). Call us.

With more buyers than sellers, priced right resale houses are going into contract at record speed. As a buyer, there are approaches in addition to basic searches that can give you an edge.

As a seller, you need to understand how your property (house, lots, acreage etc.) fits in the market along with what's really going on in your area so that you can maximize your return.

If you want to learn tactics that help you buy without the long build wait, or selling tactics that will improve your price, call Scott to discuss how we can help you.
Phone: 941-882-5494 Ext 701


Sarasota, Charlotte, DeSoto, Hillsborough, Pinellas counties. Parts of Lee, Pasco and Manatee counties, North Port, Englewood, Punta Gorda, Valrico, Brandon, Lithia, Fishhawk and wherever our clients call us from. We also do personalized referral services throughout Florida which includes our opinion of your sales or purchase price pre-referral so that you have our opinion in additional to the broker who accepts our referral.